Episode 30: Paul and Steven: Investor visas, payment plans and daring developers

In this episode of Dubai Real Estate Unplugged, Paul Sharland and Steven Leckie, Associate Directors at haus & haus, unpack two critical aspects of property investment in Dubai: investor visas and Off Plan financing. The conversation explores how new visa policies are attracting global investors, what flexible payment plans mean for buyers and how to identify reliable developers in an increasingly competitive market.
 

Key takeaways

• Dubai’s investor visa system now supports both residents and international buyers.
• Flexible Off Plan payment plans make property investment more accessible and scalable.
• Choosing credible developers ensures long term value and peace of mind.
• The Golden Visa allows property owners to live, invest and operate freely in Dubai.
• Strategic financing, including post-handover and mortgage options, enhances portfolio growth.
   

Dubai’s evolving investor landscape

Paul and Steven begin by reflecting on Dubai’s transformation from a “hardship posting” 20 years ago into one of the world’s most desirable cities for professionals and investors. With rapid infrastructure growth, a pro-business environment and world-class connectivity, Dubai is now recognised as a global financial hub comparable to Singapore, London and New York.

They note that this evolution has reshaped real estate behaviour. Where once buyers came for short term gain, today they stay longer, buy homes and build portfolios that combine capital growth with lifestyle value.
 

Understanding Off Plan financing and payment plans

The hosts explain how Off Plan property finance has shifted dramatically over the past few years. When the market was quieter between 2015 and 2020, developers offered aggressive payment plans to attract buyers.

A few years ago, 25/75 plans (25% during construction and 75% on handover) were considered exceptional. Today, more typical plans are 40/60 or 50/50, often with post-handover options that stretch payments over three to five years.

These structures are vital for investors managing multiple properties. A 40/60 plan, for instance, allows diversification across several developments, spreading risk while maximising potential returns.

However, Paul warns that ultra-aggressive payment plans, such as 80/20 or 90/10, may carry risk if circumstances change. “Developers won’t stop asking for payments if your situation changes,” he cautions. “Flexibility should always align with your financial stability.”
 

How payment plans shape investment strategy

Steven adds that strong payment terms often define the difference between a one-unit purchase and a diversified portfolio. Investors with clear cash flow planning can buy more strategically, balancing short term liquidity with long term equity growth.

The pair highlight post-handover payment plans as particularly useful for buyers who want to release capital across multiple properties or take advantage of future launches. These plans also make Dubai’s real estate market more accessible to global investors who might not have full upfront liquidity.

They also note that investors can use mortgage financing to cover final payments once construction is complete, a useful tool for both residents and non-residents looking to manage costs efficiently.
 

Investor visa Dubai: what you need to know

Steven shares insights from a recent workshop with Synergy, a local company formation and visa consultancy, explaining how investor visas in Dubai have become easier to obtain and more flexible.

Investors can now qualify for a 10 year Golden Visa by purchasing property worth AED 2 million or more. Crucially, they no longer need to hold a completed property, they can apply once 50% of the Off Plan construction is complete and 50% of the value has been paid.

Even more significantly, investors can now apply if they have paid at least AED 1 million of a property valued at AED 2 million. Property valuations can also be used to reach the threshold for existing owners, reflecting a shift towards inclusivity.

Holders of the Golden Visa enjoy multiple benefits, including residency, access to bank accounts, the ability to buy vehicles and freedom to enter and exit the UAE without restriction. The process typically takes two to three weeks and professional agencies handle the application for modest fees.

As Steven notes, “It’s another reason why Dubai remains one of the most investor-friendly cities in the world: stable, tax-efficient and globally connected.”
 

Choosing developers with credibility

Paul and Steven also discuss the importance of working only with trusted developers. While some newer firms overprice projects or offer unrealistic promises, reputable developers deliver consistent quality and value appreciation.

They cite Select Group and Ellington as examples of developers that have earned trust through transparent communication and on-time delivery. Conversely, they advise caution with less experienced firms that lack a strong delivery record or customer service standards.

Paul explains, “If we send a client three options, they can be sure all three are worth considering. Each will have a balance of location, pricing and credibility, the rest depends on their preferences.”